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Confidential Realty

Weekend Opens (9/24-9/25/16)

Not one, but two new Sand Section listings this week are described as "old school."

Which, in each case, is mainly a nice way to say "old," and also "quite likely a scraper." You see how a difference in words can convey a different feeling.

This brings to mind how one of the little MBCs recently said of the crowd at an event he'd attended, "it was mostly senior citizens," noting the general lack of other kids. We congratulated him on his politeness.

So, yes, there's a virtue to being delicate, even if you're selling land.

Besides the two dirt sales we start with below, this week sees a wonder in the American Martyrs area at 625 17th, new construction way, way far east at 1771 Ruhland, and a couple of Mediterraneans, one in the Trees at 3008 Elm and one on the east side at 1506 Gates. Our video has those and more:

Below, click any address link to view all photos and property details. And don't forget, when previewing homes here on MB Confidential, you can click "Open All Images" right above the main listing photo to get immediate display of all the listing photos at once. Listings appearing here come from the whole MB market and may or may not be represented by MB Confidential author Dave Fratello.

Sand Section

521 24th(4br/2ba, 1450 sqft.) features a large 4000+ sqft. lot with alley access and the benefit (?) of overlooking the grassy Grand View elementary playing fields in back.

On our personal preference chart, a location overlooking (and overhearing) playing children seems like a plus. Oh, there can be lots of whistles when it's soccer or football time, there may be the occasional noisy (!) movie night out on the field, and the hustle and bustle of dropoff/pickup cycles may annoy, but c'mon, if you want a cabin in Montana away from everything, there's plenty of those available. School = kids = life. It's all good.

A few other newer homes along the same stretch of (busy) 24th St. have taken advantage of the larger lots and built up very nice places taking full advantage. Those are the models.

Our take on the existing home at 521 24th, while it's been tidied and repainted and such, is that its days are numbered. It's hard to see a simple way to remodel the existing home, with its pasted-together additions and low ceilings and inadequate light, to make it truly special. More from the official description:

"Charming, old school beach house is ready to be lived in now or ready for the ultimate remodel. This 4 Bedroom, 2 bath home is adjacent to the award winning Grand View Elementary School and a few short blocks to the beach. The 4th bedroom has a fireplace and can also be used as a family room that opens up to the back yard. This is a lot and a half -45’ wide and 91’ deep. Easy walk into downtown Manhattan Beach for fine dining and shopping or short walk to the North End for trendy restaurants and shopping."

521 24th starts at $2.150 and is open Sat. and Sun. from 2-4pm.

336 6th(3br/3ba, 1650 sqft.) offers South End family walkstreet living at a start price ($3.300M) that's below land value, arguably. (Please don't argue.)

Sure, the 1940 original home – with modest additions – appears a bit crusty. But inside, it's gotten decent updates within the 4 walls to help it perform as a more-than-adequate rental. If you only wanted the lifestyle (or the investment), this might be a good way to drop in on the walkstreets at once, without breaking $4M or $5M or more to do so.

But no, you're not being rude to say to yourself, "for almost three and a half million, I'd like a big house that's dialed in and ready to go." And you deserve that. Just, probably, not on the walkstreets.

Land values in the area have gone bonkers, with 3 notable lot sales being 404 4th ($3.700M, May 2016), 405 7th ($3.500M, March 2016) and 316 4th ($3.770M, March 2015).

Before that trend was firmly set, a nearby neighbor to the subject here, 328 6th (2br/2ba, 1300 sqft.) sold for $3.315M in April 2015, the price then for a bright and livable little house – which has remained.

From the official description:

"Old School Manhattan Beach Charmer located on a full walk-street lot. This one is just too cute for words. There's 3 bedrooms, including a master suite and bath with bonus yoga room. The 2nd bedroom is ensuite as well. Beautifully remodeled with new paint, lovely hardwood floors, fireplace, new carpet, granite kitchen and white cabinetry. All the bathrooms are full baths and have been remodeled too. The open floor plan features a living and family room with wet bar and wine refrigerator. The custom brick front patio is perfect for entertaining and opens to the walk-street. There's a rear patio as well with an outdoor shower. The direct-access garages from the family room is a 2 car garage plus there's a guest parking space and room for 1-2 cars on the apron."

336 6th starts at $3.3M and is open Sat. and Sun. from 2-4pm.

200 38th(3br/4ba, 1800 sqft.) is an El Porto modern-style TH with views, which, as noted here at MBC on Friday, recently rebooted with a new agent and price after some months of market exposure earlier this year. From the official description:

"Step into cool contemporary, with this sleek home located in the Sand Section of Manhattan Beach, just steps from the ocean! ... [B]amboo hardwood floors throughout and stunning views that will take your breath away. Entering on the mid- level you'll find a large master bedroom with walk-in closets, private balcony with ocean views and a zen-like en-suite bath with soaker tub, shower, and double sinks. On the same level is the laundry space, and additional bedroom, with ample closet space and en-suite bath. The bottom level has a private full bath, bedroom, storage and 2 car garage access. Saving the best for last entering the top level you're immediately welcomed by stunning panoramic ocean views & white water. This top level is ideal for relaxing, spending time with family or entertaining guests with a large living room with fireplace, balcony, dining space, kitchen and 1/2 bath. The kitchen has stainless steel appliances, granite counters, breakfast bar & small pantry."

200 38th starts at $2.395M and is open Sat. and Sun. from 1-4pm.

Tree Section

625 17th(4br/4ba, 4375 sqft.) is a delightful custom build on a large lot on an almost semi-private block of the Martyrs area – the street ends in a cul-de-sac and therefore has little to no traffic.

Dave has toured clients through the property, so we will limit our comments to that for now. From the official description:

"When location, floorplan, and quality of contruction [sic] matter - this is a must see for the most discerning buyer. Located on the highly sought after cul-se-sac [sic] street near American Martyrs, State-of-the-art kitchen graciously opens onto the family room. Custom designed Boos butcher block island, two full size ovens, 2 dishwashers, a built in steamer, Subzero refrigerator and wine refrigerator with 2 beverage drawers and walk-in pantry. Handcrafted masonary [sic] fireplace in the family room and three other fireplaces throughout the home. Four bedrooms (den could be 5th?) with 3.5 bathrooms Master bedroom has his and her walk-in closets and beautifully appointed master bathroom. Two south facing bedrooms open onto a large OCEAN VIEW deck. Bedroom #2 has a loft play area (perfect kid space!) w/ Jack & Jill bathroom. Bedroom #3 has its own west facing deck that shares the J & J bathroom. Bedroom #4 has its own private bathroom, a built in reading nook w/ cushions & bookshelves. The basement is being used as a second TV / family room w/ lots of storage. Solid oak flooring, tongue & groove ceilings, solid core interior doors, casement wood windows, & much more."

625 17th starts at $4.495M and is open Sat. and Sun. from 2-4pm.

3008 Elm(5br/6ba, 3225 sqft.) is an absolutely typical Mediterranean built in the last cycle (2005), with familiar floorplan and decent light. It's not new to market, though it is new with this new agent and a lower price than it had earlier this year for its 4-month run.

The street needs to be appreciated. This is a very out-of-the-way, quiet block that happens to be a quick dash out of town to the mall, Sepulveda, the many attractions of El Segundo/LAX, etc. There is no way to tell how close the bustle of a city really is.

At some point, a family who wants to be west of Sepulveda with decent space at one of the best prices on this side of the highway is going to get the keys. When? At what price? Watch this one.

From the official description:

"Upon entering, a sweeping staircase catches the eye leading to 4 beds upstairs. In total there are 5 beds all with ensuite baths and 3 with balconies. The master has a balcony, fireplace, large bath with jetted tub, double shower heads with body sprays and makeup vanity. A 5th bed is downstairs perfect for a home office or guest suite. Light floods in the living room through high windows on either side of a grand fireplace. The chefs kitchen with built-in fridge, double ovens and pro Viking rangetop/ griddle has a huge center island with breakfast bar adjacent to an eat in area. Everyone will congregate in and around the kitchen which is open to the family room with another fireplace with TV above and built in speakers. Open the french doors to the backyard and you have another great spot to gather around one more built in fireplace. Plumbed for air conditioning. Solar panels installed that eliminate the electric bill. Water filtration and central vacuum are built in features also. Washer/ dryer in separate laundry room and window treatments included. Great walkability to shops/ restaurants and a short bike to the beach and downtown. Quick and easy access to freeways and LAX. This is the family home you’ve been looking for within a top rated school district at an unbeatable value!"

3008 Elm starts at $2.599M and is open Sat. and Sun. from 1-4pm.

East MB

1771 Ruhland (5br/6ba, 3450 sqft.) is absolutely typical new construction for today's tastes, a clean and stark "Plantation" style home. Points of concern include the smaller lot (5000 sqft.), tiny back "yard," and the proximity of Aviation Blvd., just one door east. But new homes generally sell, so it will be interesting to see how the math works out here. From the official description:

"The lower level features an amazing gourmet kitchen with walk-in pantry, butler’s pantry, island with bar seating and a breakfast nook, formal dining room that opens up to a side yard/deck, family room with fireplace, study/5th bedroom suite and a powder room. The upper level features the master suite with fireplace, large walk-in closet, deck overlooking the backyard and a master bath with a stand-alone shower, freestanding bathtub and dual sinks, individual laundry room, 3 other bedroom suites (one with a balcony) plus a large approx. 110 SF deck. Other features include dual pane windows and extra insulation on the East side of the home [MBC note: You don't wonder why they're mentioning that, do you?], outdoor grill, award-winning Manhattan Beach schools and a 2-car garage with direct access."

1771 Ruhland starts at $2.699M and is open Sat. and Sun. from 1-4pm.

1506 Gates(5br/6ba, 4700 sqft.) is an absolutely typical Mediterranean built in the last cycle (2006), with familiar floorplan and decent light. [Editor's note: Dave, you need to quit recycling and write something new.]

It's not new to market, though it is new with this new agent after a recent 9-month run. [Editor's note: Dave, seriously.]

Last seen at $2.799M, the listing quit, new agents came in and repainted here and there, tidied and brought it back a month later at $2.799M. [Editor's note: At least that's new material, but what's different about the house?]

This one has the benefit (?) of overlooking the grassy Pennekamp elementary playing fields to the west. How do you feel about being near a school? Here's the new, official description language:

"[B]est value in East Manhattan Beach. This 4700 SF, 5 bedroom/5 bathroom Santa Barbara inspired estate feels like-new and is ready for your growing family. Crafted in 2006 ... this property sits high on the street and is located mid-block near Pennekamp school, just a few minutes to the Strand with easy access to the 405. Inside you'll find high end finishes with an expansive media room/basement, impressive three car garage, huge gourmet kitchen and much more. Upstairs is a magnificent master suite with a walk in closet, stunning bathroom with granite countertops and an outdoor balcony. There are three additional large bedrooms upstairs and a guest bedroom/office on the first floor."

1506 Gates starts at $2.799M and is open Sat. and Sun. from 2-4pm.

207 Aviation Place(3br/3ba, 1750 sqft.) is a mostly original (1992) TH in the "Manhattan Pointe" (pronounced "pointy," we believe) condo complex just east of Aviation Blvd. – the only pocket of Manhattan Beach that can make that claim.

The row-house style of the complex creates a tight-knit community that can be great for families. There were not many trades here for 4+ years, but a few have begun to turn over recently.

This unit is not new to market, though it is new with this new agent after a recent 3-month run. [Editor's note: Dave, there is a lot of recycling going on here, and we don't mean aluminum cans.]

From the official description, which says (unfortunately) almost nothing about the house:

"An extremely nice end unit townhouse in the Manhattan Point [sic] Development built in 2002. This 3 bedroom 3 bath unit is well situated near shopping and Schools in the award winning Manhattan Beach Unified School District. A well appointed Kitchen with Granite countertops and high end appliances along with Dining Area and living room, with fireplace, are on the first floor. All bedrooms are on the second floor and are wired for house-wide integrated network, cable and audio, including built-in speakers in every room. The location is also very convenient for access to the Beach, freeways and shopping."

207 Aviation starts at $1.019M and is open Sat. and Sun. from 1-4:30pm.